240-Unit Holiday Inn Conversion Approved, Advances to Development Planning Phase
DENVER, CO – An 11-story hotel at 3333 North Quebec Street has officially cleared concept review and is now advancing into the Site Development Plan phase, marking a key milestone for the 240-unit adaptive reuse project. The 2.1-acre site, owned by EAGLE PROPCO 7 LLC and managed by Premier Project Management, will convert the existing hotel structure into a high-density multi-family residential building.
The approval positions the project to move beyond conceptual compliance and into detailed site development review, where technical coordination and final approvals will occur.
Rendering Sourced from Concept Design Submission
A Notable Timeline
Initial plans were submitted in late December 2025. By mid-January 2026, a revised submittal increased the unit count from 220 to 240 units and refined the ground-floor program.
The relatively streamlined review timeline may signal something important: adaptive reuse, particularly hotel-to-residential conversions, can move more efficiently through entitlement when the building form and use align. Unlike ground-up development, this proposal does not require demolition, height increases, or massing changes. The existing 11-story structure remains intact.
The zoning district, S-CC-3X, permits multi-unit residential use. That eliminated one of the most common entitlement hurdles. In short, the building already fits.
Why This May Be a Special Case
Not all adaptive reuse projects move quickly. In this case, several factors likely contributed to review efficiency, including:
The existing building envelope remains unchanged
Multi-unit residential is a permitted use
The structure was already designed for short-term occupancy
Plumbing stacks, vertical circulation, and unitized layouts largely align with residential conversion
Hotel buildings often contain repeated unit modules, centralized corridors, and plumbing infrastructure that can be repurposed for apartment living. That reduces entitlement complexity compared to converting office or retail buildings. However, entitlement speed does not necessarily equal construction simplicity.
Interior reconfiguration, life safety upgrades, electrical separation, and modernization of unit layouts can be costly and technically complex.
Infrastructure Capacity Confirmed
A sanitary sewer study conducted by Proof Civil confirmed that the existing 8-inch RCP line has sufficient capacity for the shift from hotel to high-density residential use.
Existing hotel flow was calculated at 0.335 cfs.
Proposed residential flow is calculated at 0.343 cfs.
Available capacity remains under proposed conditions.
The site includes 605 total parking spaces and operates under a reciprocal easement agreement with an adjacent 10-story office building, including shared access and garage coordination.
Electrical service separation will also be required as part of the conversion.
Interior Program Changes
The updated submission increases total units to 240 and introduces additional unit types, including smaller studio configurations and combined larger layouts. Ground-floor hotel functions have been replaced with residential-focused amenities, including coworking space, lounge areas, a dog lounge, golf simulator, and outdoor firepit spaces.
The conversion focuses entirely on interior renovation. No building expansion or exterior demolition is proposed.
What This Signals
As hospitality properties continue to evaluate repositioning strategies, this project demonstrates how hotel-to-residential conversions may offer a comparatively faster entitlement pathway when zoning aligns and building form supports the shift.
That said, the cost and complexity of interior adaptation remain substantial. This is not a one-size-fits-all model.
But in the right zoning district, with the right building type, adaptive reuse may provide a viable path to delivering new housing inventory without ground-up construction timelines.
We will continue tracking the Site Development Plan phase as this project advances.
All project information was sourced from publicly available site plans, renderings, and permitting documents.
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All project information was sourced from publicly available site plans, renderings, and permitting documents.
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